I have paid off my mortgage with . I assume I don't need a Birkenhead on the panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I recently had an offer agreed on an apartment in Birkenhead. My financial adviser pressured me to appoint their . I paid an advanced payment of £175. A couple of days later, the contacted me to say that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

About to purchase house in Birkenhead. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Birkenhead is on the conveyancing panel.

We are buying a property and the solicitor has identified Chancel Repair to which the house could be liable because it falls into the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Birkenhead

Unless a prior acquisition of the premises took place post 12 October 2013 you could expect conveyancing practitioners conducting conveyancing in Birkenhead to remain encouraging a chancel search and or chancel repair liability insurance.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Birkenhead is the location of the property. Can you shed any light on this issue?

Flying freeholds in Birkenhead are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Birkenhead you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birkenhead may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I only have 72 years unexpired on my flat in Birkenhead. I need to get lease extension but my landlord is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the landlord. For most situations an enquiry agent would be useful to carry out a search and prepare an expert document which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Birkenhead.

I own a split level flat in Birkenhead, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable properties in Birkenhead with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 50

You have 50 years left to run we estimate the price of your lease extension to span between £36,100 and £41,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

Been reading online that Birkenhead solicitors are more expensive than Birkenhead conveyancers in Birkenhead to use when purchasing a house. So is it better if I use a conveyancer or a solicitor if I am buying a property in Birkenhead.

When it comes to conveyancing in Birkenhead the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.